This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 1-bathroom apartment of 110 m², energy rating D. Located on rua Soutelo, Rio Tinto parish, Gondomar municipality, Porto district. This apartment features a versatile sunroom and two storage rooms, enhancing its practicality for both daily living and organization.
The valuation. The asking price of €257,000 sits 8.1% below the calculated fair value of €279,547, indicating that the property is fairly priced based on current market conditions. Buy-to-flip angle. Taking into account the apartment's condition and the local market, a cosmetic renovation could elevate its appeal, aiming for a resale price that far exceeds the acquisition cost. Buy-to-let angle. With an estimated rental income of €1,049 per month, the property promises a gross yield of 4.9%, making it a solid investment for long-term family rentals in a desirable location.
Fair value modelled at €279,547 from 6 comparable sales in the area. Asking €257,000 sits €22,547 (8.1%) below — the upside to fair value.
Asking €257,000 versus the rua Soutelo area baseline of €273,441 (€2,486/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €273,441, adjusted for condition and micro-location, gives a modelled fair value of €279,547 (€2,541/m²), a €22,547 (8.1%) gap versus the €257,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Soutelo | Subject | €257,000 | €2,336 | — | 65 | 70 |
| estrada Nova | Active | €274,500 | €2,307 | 1.3% | 60 | 63 |
| avenida Carvalha | Active | €240,000 | €2,222 | 4.9% | 68 | 72 |
| travessa do Veloso | Active | €425,000 | €2,833 | 21.3% | — | 70 |
| rua de Santo António de Contumil | Active | €198,000 | €2,955 | 26.5% | 60 | 75 |
| Median comp | €257,250 | €2,570 | 10.0% | 60 | 71 |
Long-term rental The apartment offers a gross yield of 4.9%, which is acceptable but not exceptional in the current market. With its fair value closely aligned to the listing price, this strategy could provide decent cash flow but lacks significant appreciation potential. Buy-and-hold Given the property’s condition score of 63/100 and the neighborhood rating of 70/100, this investment may not experience substantial long-term value growth. While the property is currently fair in pricing, future appreciation may be limited by its existing condition and neighborhood dynamics. Family rental The apartment's three-bedroom layout and reasonable neighborhood amenities make it a suitable option for families looking for stability. However, at a fair price point, prospective investors should weigh the property’s condition and potential long-term appreciation carefully against their investment goals.
Moderate Economic and Tenant Risk Both economic stability and tenant stability scores are at 70/100, indicating a moderate risk of economic fluctuations and potential tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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